HomeMy WebLinkAboutStaff ReportCITY OF COLLEGE STATION
FINAL PLAT
for
Century Hill Development Lots 1 R, 2R, 3R, 5R & SR
12-00500031
SCALE:
5lots on 13.01 acres
LOCATION:
3055 Earl Rudder Freeway S
ZONING:
C-1 General Commercial
APPLICANT:
Manuel Gonzalez, Goncloss Realty, LP
PROJECT MANAGER:
Jason Schubert, AICP, Principal Planner
jchubert@cstx.gov
PROJECT OVERVIEW: The proposed Final Plat replats seven existing lots into five lots,
dedicates a few public and private easements, and requests a
waiver to not construct a sidewalk along the Earl Rudder Freeway
frontage road. An existing Public Utility Easement along existing
Lots 2, 3, and 4 was approved for abandonment by City Council at
their April 1211 meeting so that a sanitary sewer line could be
relocated.
RECOMMENDATION: Staff recommends denial of the applicant's request for a waiver
from the required sidewalk along the Earl Rudder Freeway
frontage road. If the waiver is approved by the Commission, the
Final Plat must be approved. If the waiver is denied, the Final Plat
must be denied or conditionally approved.
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DEVELOPMENT HISTORY
Annexation: 1971 and 1977
Zoning: C-1 General Commercial
Preliminary Plat: The Preliminary Plat was approved in May 2005 and the orginal
Final Plat was approved in June 2005 and filed for record in
October 2006.
Site Development: Vacant, though a site plan application has been submitted to
develop auto dealerships on the lots.
COMMENTS
Parkland Dedication: No parkland dedication is required or proposed.
Greenways: No greenway dedication is required or proposed.
Pedestrian Connectivity: Sidewalks exist along Sebesta Road, Pavilion Avenue, and
Corsair Circle. The applicant is requesting a waiver to required
sidewalk along the Earl Rudder Freeway frontage road.
Bicycle Connectivity: Bike lanes exist on Sebesta Road. In accordance with the Bicycle,
Pedestrian, and Greenways Master Plan, bike lanes are
anticipated in the future on Pavilion Avenue.
Impact Fees: N/A
REVIEW CRITERIA
Compliance with Subdivision Regulations: The proposed Final Plat is in compliance with the
Subdivision Regulations contained in the Unified Development Ordinance with the exception of
the following waiver request:
• Section 8.2.K.2 Required Sidewalks- This Section requires sidewalks on both sides of
all streets except for certain instances detailed in the next section of the ordinance.
Sidewalks exist on both sides of all adjacent streets except for the Earl Rudder Freeway.
The applicant requests a waiver to the adopted sidewalk standard so that the
construction of a sidewalk along the frontage road is not required.
In accordance with the UDO Subdivision Requirements, when considering a waiver, the
Planning and Zoning Commission should make the following findings to approve the waiver
(Staff findings are in italics below):
1) That there are special circumstances or conditions affecting the land involved such that
strict application of the provisions of this chapter will deprive the applicant of the
reasonable use of his land;
The applicant has not shown that a special condition exists with the land, which would
prohibit the construction of a sidewalk in or along the public right-of-way nor prohibit
them from utilizing their property in any way. The applicant states that no sidewalks exist
along the frontage road which is an open -ditch, rural road section. This section of the
UDO was revised about two years ago to clearly require a sidewalk in this circumstance.
There is over 40 feet between the edge of pavement and the property line to safely
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accommodate the six-foot sidewalk and the open ditch drainage in the right-of-way. If
not, a public access easement could be dedicated as necessary along the edge of the
property to accommodate the sidewalk. Therefore, the strict application of the provisions
of this chapter will not deprive the applicant the reasonable use of the property.
2) That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
It is staffs judgment that the waiver is not necessary for the preservation and enjoyment
of a substantial property right since the requirement to have sidewalks on both sides of
all streets does not prohibit the applicant from utilizing the property for commercial
purposes as it is currently zoned.
3) That the granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering this
chapter; and
The applicant states pedestrians already have access to sidewalks in the area with
those on Pavilion Avenue. While some sidewalks do exist in the area, the required
sidewalk along the frontage road would help connect to other sidewalk systems that
exist along Sebesta Road to the south and Emerald Parkway to the north. TxDOT does
not prohibit the construction of sidewalks along the frontage road.
4) That the granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this chapter.
The granting of the waiver will not prevent the orderly subdivision of surrounding
properties in the area as those properties have already platted. Whether a sidewalk is
constructed or not does not affect the ability of surrounding property to subdivide.
STAFF RECOMMENDATIONS
Staff recommends denial of the applicant's request for a waiver from the required sidewalk
along the Earl Rudder Freeway frontage road. If the waiver is approved by the Commission, the
Final Plat must be approved. If the waiver is denied, the Final Plat must be denied or
conditionally approved.
SUPPORTING MATERIALS
1. Application
2. Copy of Final Plat (provided in packet)
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